Edgewater · Miami

Gran Paraiso Condos for Sale — 480 NE 31st St, Edgewater Miami

If you are looking at Gran Paraiso condos for sale, the useful starting point is not the brochure but the county roll. The tower stands at 480 NE 31st Street in Edgewater, and Miami-Dade records it as GRAN PARAISO CONDO — that is the name you need to pull the folio, the recorded deeds or the declaration yourself. Almost every page written about this building repeats the same developer copy. This one sets what the developer states beside what the public record shows, and is explicit about the places where the two do not agree.

Two numbers nobody agrees on

Both the height and the unit count of this building are reported differently depending on who is doing the reporting, and the gaps are large enough to matter if you are comparing price per square foot across the district.

Storeys. Arquitectonica, the architect, publishes 53. The Real Deal has reported 54. Plaza Construction, the general contractor, publishes 55. The highest residence number on the county roll is PH5404, which points to occupied floors reaching 54. There is no single figure I would print as fact; if you need a defensible number, 54 is the best supported, and the definitive answer sits in the City of Miami certificate of occupancy rather than in anybody's marketing.

Residences. The Miami-Dade Property Appraiser returns 312 individually assessed residential folios at this address. Plaza Construction publishes 313. The Related Group's marketing figure, repeated across the trade press since 2017, is 317. The Real Deal has also reported 319. The county's 312 is the number I would defend in a negotiation, because it reflects what is actually assessed and taxed today rather than what was planned or sold.

This is not pedantry. A building's advertised unit count is what feeds the "price per square foot in the building" statistics on the portals, and a seven-unit discrepancy across a 300-unit tower quietly moves those averages.

What the developer states about the building

From The Related Group's own published description: a fitness centre, a bowling alley, a hammam spa, a tennis centre, a cigar lounge, and a resort-style amenity deck with a circular zero-entry pool, an outdoor spa, poolside cabanas and a summer kitchen, alongside a permanent installation of curated art. Residents also have access to Amara at Paraiso, the waterfront restaurant from chef Michael Schwartz, and to the Paraiso District Beach Club.

One caveat worth carrying into a showing: Gran Paraiso is one tower inside the four-tower Paraiso district, together with Paraiso Bay, Paraiso Bayviews and One Paraiso, plus a small group of standalone townhomes. Some amenities are shared across the district rather than exclusive to this address. The developer's page does not delineate which are which, so ask the association directly which facilities your unit's dues actually entitle you to, and which require a separate district membership.

Residence sizes

Related does not publish a square-footage range for Gran Paraiso, and the original project site is no longer reachable. The figures circulating on broker pages — commonly 1,075 to 2,232 square feet across one- to four-bedroom plans — trace back to marketing material rather than to any record, and the penthouse levels plainly exceed the top of that range. Treat any range you see quoted, including that one, as unverified until you have the specific unit's living area from the county roll and its floor plan from the declaration.

Expect the county figure to read lower than the listing figure. The Property Appraiser measures heated living area; marketing square footage usually includes terrace. On a bayfront tower with deep balconies that difference is routinely a few hundred feet.

Dues, leasing and pets

The association does not publish its budget, so there is no reliable public dues figure for this building and you should be sceptical of any site that quotes one. What you are entitled to is better than an estimate: under Florida Statute 718.503 a buyer may demand the current budget, the financial statements and the reserve schedule before closing. Read the dues schedule there.

Leasing minimums, guest policy and pet rules are set by the recorded declaration and its amendments — Official Records Book 31271, Page 2472 — not by any listing portal's summary field. Those fields are typed in by hand, they disagree with each other across listings in the same building, and they are not binding on anyone. If your plan depends on a particular lease term, read the declaration before you write the offer.

Milestone inspection and reserves

Florida requires a milestone inspection of condominium buildings three habitable storeys or more at 30 years of age, and since a 2024 amendment a local enforcement agency may require it at 25 years where local circumstances such as coastal proximity warrant. On a 2019 building that lands in the mid-2040s either way, so this is not a near-term issue at Gran Paraiso.

The document that does exist now is the structural integrity reserve study. Florida requires one for buildings of three habitable storeys or more; the original deadline of 31 December 2024 was extended to 31 December 2025 by HB 913 in 2025. Ask for the completed study, its date, and the board's funding decision that followed it. A reserve study is the single most informative document about what a building will cost its owners over the next decade, and it is far more predictive than the amenity list.

Honest trade-offs

The case for Gran Paraiso is straightforward: it is a 2019 building, so it sits well clear of the milestone-inspection cliff that is repricing older Miami stock, and the Lissoni interiors and Enea landscaping are genuinely a level above the Edgewater average. Bayfront exposure on the east side is real water, not a partial view over a neighbouring roof.

The trade-offs are equally real. It is a large tower in a dense district, so elevator waits and amenity crowding at peak hours are a legitimate question to ask current residents, not the sales gallery. Several amenities are shared across four towers. And the unit-count and storey discrepancies above mean the per-square-foot comparisons you see published for this building rest on a number nobody has settled.

Frequently asked questions

Current availability

I represent buyers, sellers and tenants at Gran Paraiso and elsewhere in Edgewater. For what is available now, or for help pulling the declaration, budget and reserve study on a specific unit before you commit, get in touch.

Related reading: the Edgewater neighbourhood guide, other Miami condo buildings, what a structural integrity reserve study actually tells you, and how milestone inspection deadlines work.

Building details above are drawn from the Miami-Dade Property Appraiser, the Florida Division of Corporations, and the published statements of The Related Group, Arquitectonica and Plaza Construction. Where those sources disagree, both figures are shown. Nothing here is a representation about any particular residence; verify unit-specific facts against the recorded declaration and the association's current documents before relying on them.